Bussiness Park Amsterdam Osdorp phase II: Energy supply and consumption

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Bussiness Park Amsterdam Osdorp phase II:

Energy supply and consumption

Jesse Bergman (11076637), Anne Crijns (11014199), Mila van Druten (11014369/0 & Jim van der Mark (11036087)

Universiteit van Amsterdam Interdisciplinary Project course Supervision by Donya Danesh December 22, 2017

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Abstract

In the trend of emerging awareness related to climate change, Amsterdam wants to become a leading city in sustainable development and circular economy (Gemeente Amsterdam, 2017). Business Park Amsterdam Osdorp phase II is one of the many projects initiated in order to achieve these targets. Within the circular economy the energy supply should be renewable (Ellen MacArthur Foundation, 2017) (Duurzaam Amsterdam, 2017). While there are a multitude of stakeholders and therefore end users, the main question which will be answered in this research paper is; How to get different end users at Business Park Amsterdam Osdorp Phase II to connect to the same renewable energy system and reduce energy consumption? In order to answer this question a stakeholder analysis is conducted where after the technical possibilities for renewable energy are explained, legal aspects are discussed and a financial proposal is given. Last, insights from these disciplines will be combined in a roadmap in which the main question will be answered.

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1. Creating a renewable energy supply at BPAO phase II

In light of the formulation of the Sustainable Agenda Amsterdam by the municipality of Amsterdam in 2015, multiple projects regarding sustainable development and circular economy are being set up in the region. The municipality has come up with six quantitative and four qualitative goals that have to be reached by at least 2025 (Duurzaam Amsterdam, 2017), including the establishment of a ‘circular economy with new ways of production, distribution and consumption’. The realization of Amsterdam Osdorp Business Park Phase II (BPAO Phase II) is a prime example of this. Housing facilities in the center of the city are forcing businesses to the outside of the city, and to surrounding areas like the BPAO phase II, thus increasing the need for development of the area. However, to be in line with the Sustainable Agenda Amsterdam, and to bring down CO2 emissions, the municipality has decided that this upcoming business park has to be developed in the most circular way possible. For this goal the municipality has set up a collaboration with consultancy company Balance.

A major component of circularity at BPAO phase II is a renewable energy supply, large enough to sustain the demands of the future businesses at the site. An effective way of achieving this goal is creating a roadmap, which is a graphical overview of the project’s goals and deliverables. In this specific project, an interdisciplinary approach will be adopted, to get an overview of the factors that have to be taken into account, to see how these factors are connected and to ensure a complete roadmap is presented.

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More specifically, the roadmap will include the financial, legal, technical and social aspects of the project. The roadmap can also be adopted as a useful tool in future projects concerning the same topic.

On the Sustainable Agenda Amsterdam, renewable energy is specified as solar, wind and renewable heat (residual heat and thermal energy storage systems) (Duurzaam Amsterdam, 2017). These are three types of renewable energy that have been targeted to play an important role in reaching the goals set in 2015, . To support the creation of the roadmap, the following research question has been formulated; How to get different end users at Business Park Amsterdam Osdorp Phase II to connect to the same renewable energy system and reduce energy consumption?

In order to ensure that cooperation between the parties takes place in an appropriate manner and all parties can come to a mutual agreement, it is important that each stakeholders’ wishes and needs are taken into account. Therefore, first the different stakeholders in BPAO phase II are discussed. Second, the technical possibilities for renewable energy generation are explained. Other renewable options in relation to energy conservation are discussed in the third part of the paper, since both energy generation and conservation are of vital importance to create a circular BPAO phase II. Lastly, legal aspects and a financial proposal for the project are highlighted, to set out the possibilities for implementation of the systems.

The roadmap will be developed by looking at the targets set, then putting the activities needed in the right order, while taking into account the three key aspects mentioned above (stakeholders, renewable energy options, legal aspects).

2. Problem: the Stakeholders

To implement the circular policies made by the municipality of Amsterdam in the BPAO phase II, it is of great importance to gather and analyze information about the actors involved. According to Mitchell et al. (1997), every actor, individual or in a group, who has influence in - or is influenced by urban development is considered a stakeholder. A stakeholder analysis is essential for the municipality to access the stakeholders knowledge, alliances, interests, positions and power, in order to successfully write and implement the policy -- by foreseeing possible obstacles and stimulating participation and consensus building (Schmeer, 2015). In this chapter, the key stakeholders involved in the development of a circular BPAO phase II will firstly be identified and their interests will be discussed. Secondly their positions towards each other will be illustrated using the Stakeholder Typology made by Mitchell et al. (1997). Using this illustration, we will try to tackle our main research problem: how to get different end users at Business Park Amsterdam Osdorp Phase II to connect to the same renewable energy system and reduce energy consumption?

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As the ground on which the BPAO phase II will be built belongs to the municipality of Amsterdam, this will be the first stakeholder to discuss. The municipality is one of the three levels of administration in the Netherlands, and is designed to try to combine and facilitate all the common interests of the local population (Hiemstra, 2003). On the one hand, the municipality has some autonomy, such as the power to make policies, to hand out subsidies and to enforce rules, but on the other hand it has to answer to the two other layers of administration: the provincial administration and the national administration (Derksen en Schaap, 2004). The national administrative level (in Dutch het Rijk) has the power to write laws, thus laying out the rule framework in which the municipality has to move, as well as the power to write national overarching spatial planning programs (in Dutch Nota’s), which every other administrative layer has to follow (Hissink Muller, 2016). Within this national framework of rules, the provincial administrative layer has the power to write the structuurvisie, the spatial planning program which indicates the long term plan for the way the area is supposed to move into, for example the structural vision for Amsterdam in 2040 is “economically strong and sustainable” (Gemeente Amsterdam, 2011). This document is not legally binding, however, it is in the municipality’s best interest to work within this vision in order to get the Provincial approval of their plan (Hissink Muller, 2016). The current structural vision of Amsterdam, which is mentioned above, strives for a sustainable Amsterdam in 2040, where circularity plays a big role (Gemeente Amsterdam, 2011). This is why it is also on the municipality’s agenda: with six quantitative and four qualitative goals that have to be reached by at least 2025 (Duurzaam Amsterdam, 2017), including the establishment of a ‘circular economy with new ways of production, distribution and consumption’.

The municipality has the power to design the appointments and rules in the zoning plan, which is shown in appendix A, but is in the execution dependent on the private sector to invest and built office spaces (Fainstein, 2008). By means of this power, the municipality can require office developers to invest and contribute in public spaces, in order for them to obtain the right to build (ibid.), thus stimulating public-private partnerships. Furthermore, the municipality has the power to decide in the exploitation plan, to give the environmental permit and to confiscate ground (ibid).

The second stakeholder involved in the development of the BPAO phase II is the Schiphol Area Development Company (SADC). Regarding the ground, they have a fifty/fifty-based exploitation deal with the municipality of Amsterdam in the first phase of the development of the BPAO phase II, as they are appointed by the provincial administrative layer as the developers of the aviation bound business development around Schiphol airport (Bestemmingsplan Lutkemeerpolder, 2013). After all the leaseholds of the plots have been sold, the second phase of the development starts, in which the SADC and the municipality will fuse into a communal company, called the GEM (which stands for Gemeenschappelijke Exploitatie Maatschappij), to develop and prepare the area for the future users (ibid.). A development company has the financial resources and expertise to develop a certain area. Its intention is to invest in the development of the area and afterwards make profit by selling the plots with interest (Hissink Muller, 2016). SADC strives to be a pioneer in the transition from a linear economy to a circular economy, by means of reusing (building)materials in public spaces, investing in renewable energy, and a flexible and diverse arrangement of the area in order to stimulate a circular economy (SADC, n.d.). They are actively researching the possibilities of circularity, for example by interviewing the users of the BPAO phase II about

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with the renewable heat technicalities, and will have to collectively invest in renewable energy. This kind of information can be used in the development of phase II. The third stakeholders are a yet to be defined group, as they are the businesses and other actors which will be buying the plots, but since they have not bought the plots yet and/or are not known to the public, we cannot identify them by name. These actors will each have their own interests and connection to sustainability. However, as illustrated in the research done by Tulipower (2017), it is in the best interest of the businesses to collectively come up with a plan to finance renewable energy, as this is financially efficient and limiting risks by having your own energy source. This introduces us to a possible fourth stakeholder, which has the same qualities and thus falls under the ‘third stakeholders’, an independent energy company who could be involved in the placement and maintenance of a renewable energy source. However, because of the free energy market in the Netherlands, Dutch energy consumers have the right to choose their own energy supplier (Visser, 2016). This will extensively be discussed in the chapter Financial Proposal.

2.2. Theoretical Framework

In order to advise on the best way to create a circular BPAO phase II, the information discussed in the stakeholder paragraph

will be used to identify the different positions these stakeholders have towards each other. To illustrate this, Mitchell et al. (1997) created the stakeholder typology (see figure 1). Every stakeholder has a certain amount of power, legitimacy and urgency. Sometimes these overlap and sometimes they do not. Mitchell et al. defined power as the ability of a social actor, A, to make another social actor, B, do something that B would not have done otherwise. Legitimacy is “a generalized perception or assumption that the actions of an entity are desirable, proper, or appropriate within some socially constructed system of norms, values,

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beliefs, definitions.” (Mitchell et al., 1997, p. 866). The bases for legitimacy can be individual, organizational, and/or societal. Urgency is defined as the degree to which a stakeholder calls for immediate action (Mitchell et al., 1997). The way the stakeholders are implemented in this typology is not definitively accurate, but based on the literary research done, and by using this information the division has been made.

Figure 1: Mitchell et al. (1997) Toward A Theory of Stakeholder Identification.

1. To start of with the first actor, the municipality, it can be assumed that they have the legitimacy, because they strive to take the common interests of their citizens into account, as said in the chapter “Involved Actors”. Additionally, they also have power, as they are the ones who write the zoning plan and the rules. Moreover, as they are bound by law to achieve sustainability in a quite short time frame (before 2025, as said in the Introduction), they also have urgency, which makes them the Definitive Stakeholder(7).

2. The SADC has power, given by the provincial level of administration, and can thus make the municipality “do things they would not have done otherwise”. They, however, do not have legitimacy as their main priority is to make profit for the company, no matter how sustainably their aims are. Urgency is their priority on the other hand, because they will only make profit once the investment repays itself by selling the plots. This leaves them at the Dangerous stakeholder position (5).

3. The last actors are the businesses and the energy company which will be settling in the BPAO phase II. This group of actors first and foremost have urgency, as their businesses will directly be influenced if the energy source is not working for example. They do not have a lot of power on the other hand, as the contracts which they will be signing are made by the municipality and the SADC. Their legitimacy is also not their priority, because they will try to make profit instead of striving for the ‘greater good’. This means they are the Demanding Stakeholder (3).

2.3. Problem Definition

In the previous section the key stakeholders and their positions on the stakeholders typology have been identified. An important problem when looking at the variety of stakeholders, which all have a different position on this typology, is how to get these different stakeholders to connect to the same renewable energy system. This is the question we will be focussing on in the following parts of this paper.

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3 Complexity, Integration and methodology

This section will contain some background information on complexity and the process of integration. Moreover, the methodology used in this research will be laid out.

3.1. Complexity

Since the realisation of the roadmap can be seen as a complex problem, some properties regarding complexity are related to this research. The first property of complexity that is applicable to this project is called observer dependency, which states that a complex problem can not be explained from the perspective of one discipline (Menken & Keestra, 2016). This also holds true for the project at BPAO phase II. In order to give a complete overview of the project, insights regarding the involved stakeholders, technical solutions, and legal possibilities had to be utilized. When one of these aspects would not have been included the roadmap would not be complete and thus not be as useful. To elaborate on this, an interdisciplinary approach to this research allows the analysis of the different processes (social, technical and legal) and their relatedness to each other (Menken & Keestra, 2016).

Another property regarding complexity that is relevant for this research is called path dependency. Since the creation of this circular business park is one of the first projects of its kind in the Netherlands, it is important that the companies that will settle at the Business Park are not subject to path dependency. Path dependency explains how previous decisions

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and attitudes limit the possible choices that have to be made in present problems (Menken & Keestra, 2016). Since most business park and buildings in the Netherlands make use of conventional power grids and power supplies, and the economy mostly relies on fossil fuels for its energy, it is difficult but important that ensure this will not be the case at BPAO II. A change in the energy system and facilities is necessary in order to realize the goals set by the municipality of Amsterdam. To meet the goals set in the Sustainable Agenda, the businesses that want to buy a plot at BPAO phase II have to be willing and able to adapt to this new kind of approach to the creation of a business park. These insights help to ….

3.2. Integration

The interdisciplinary approach to this research aims to integrate stakeholder theories, technical and legal information. While the different sub-researches point out why these disciplines are important on their own, it is of great importance to integrate them to set the overarching goals. In the context of interdisciplinarity, integration is a process that connects the information between these disciplines (Repko & Szostak, 2012). When translating this notion to this research, the information from the different areas of expertise had to be connected and integrated in the roadmap.

The goal of this research is first of all, to have a renewable energy supply at BPAO phase II and second, to limit energy consumption. These goals are defined in the beta-side of this research. Moreover, the path towards these goals is defined in the gamma-beta-side of this research, in the stakeholder analysis and the legal aspects. To combine these disciplines into a coherent roadmap it is essential to get in depth knowledge about the other researches and clearly communicate the different opportunities and dangers.

3.3. Methodology

In order get in depth knowledge and to substantiate and support the advice and recommendations to Balance, multiple literature studies are carried out. To get acquainted with all the possible technical options to create a renewable energy supply and save energy in buildings at BPAO phase II, scientific articles regarding renewable energy generation methods and green buildings are reviewed. As a result, the techniques that can be used at BPAO phase II are established. To find out how these techniques can be promoted to the stakeholders, with the objective being their implementation at BPAO phase II, the stakeholder model by Mitchell et al. (1997) is utilized. First, the stakeholders of BPAO phase II are identified. Next, each stakeholder is assigned the attributes that correspond with their status. This makes it possible to analyse their positions to each other.

These qualitative data subsequently is integrated with legal possibilities for BPAO phase II to ensure the roadmap will be complete and correct. The step by step roadmap can then be drafted by combining all outcomes of the independent researches. The roadmap is the answer to the research question.

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4. Technical possibilities

4.1. Energy sources

It is widely known that conventional energy resources are being increasingly depleted, this in combination with increasing energy usage poses great risks for society. The international energy agency (IEA) has set goals in terms of global warming to a maximum 2˚C global temperature rise from pre-industrial levels. Exceeding this 2˚C limit could be devastating for the environment. A decrease and eventually complete stop of fossil fuel usage will be needed to meet these goals (Robins, 2014). Intensive research for new green and more efficient technologies has been encouraged to cope with these risks. Concerns with conventional energy resources and growing concern for the environment has led to the development of multiple renewable energy sources such as wind, micro-hydro, tidal, geothermal, biomass and solar (Sing, 2013).

The potential of certain renewable energy sources depends on resource characteristics (wind/solar regime, soil), geographical characteristics (land use and land cover), techno-economic characteristics (scale, labor costs) and institutional characteristics (policy regime, legislation). In addition, the potential availability of wind, solar and biomass energy varies over time and between locations (De Vries et al., 2007). As of today there are three renewable energy sources applied in the Netherlands: solar energy, wind turbines and biomass. The goal within BPAO phase II (or other future business parks) is to be independent regarding energy supply. Within this relatively small built area (described in appendix A), surrounded by protected nature, too little biomass waste is created to sustain this type of energy (No biomass to harvest, nor enough waste produced).

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This leaves two renewable source types that have potential to be implemented in BPAO phase II. One option is solar energy, where three techniques can be distinguished; solar panels (photovoltaic, PV), solar (thermal) collectors and hybrid solar panels (photovoltaic/thermal, PVT) (Chow, 2010). Additionally, wind energy is an option, which can be implemented in two ways; a local wind turbine and a so-called building bound ‘PowerNEST’. In order to be able to determine the best (combination of) techniques for BPOA, it is important to further elaborate on the two potential renewable resource types mentioned above.

4.1.1. Solar energy

Photovoltaic cells transfer irradiation of the sun into energy. The efficiency of PV panels is dependent on the efficiency of multiple technical components within the panel such as the PV array, regulators, battery, cabling and inverter. Additionally, weather conditions like cloud cover and temperature greatly affect electrical efficiency (Singh, 2013).

Solar collectors are built to absorb as much energy in the form of heat as possible, they transfer this energy/heat to a working fluid like air/water/oil. The heated working fluid can be used to either provide hot water/air or to charge a thermal energy storage tank for later usage (Tian & Zhao, 2013).

A photovoltaic/thermal hybrid solar panel system is not necessarily a combination between photovoltaic solar panels and solar collectors, the hybrid system combines photovoltaic and solar thermal components to generate both electricity and heat (Chow, 2010). For optimal results, design decisions, like collector type, thermal to electrical yield ratio and solar fraction, should be made depending on location for maximal benefits (Chow, 2010).

4.1.2.Wind energy

Wind turbines transfer kinetic energy from the wind into electrical energy by rotating its blades. The energy potential of turbines varies in sizes, these sizes vary from 100kW till 3500kW (Herbert et al, 2007). Roughness of the area around a wind turbine influences wind speeds potential in a negative way; buildings (i.e. on a business park) increase roughness (Ackermann & Söder, 2000). Nevertheless, wind turbine(s) could form a solution to creating a renewable energy supply. If a large or (multiple) small wind turbines should be placed, depends on the energy demand of the business park. Another wind energy option is a roof integrated wind energy system like the PowerNEST, which is a large ‘cube’ developed on top of large buildings that can generate energy from low wind speeds.

Considering all options discussed and the first insights, hybrid photovoltaic/thermal solar panels seem to be the best option as energy source for BPAO phase II. Where needed photovoltaic cells integrated in building materials or PowerNESTs should be used. Excluding wind turbines was a rather logical consequence of the zoning plan for BPAO phase II. In this zoning plan the maximum height of the buildings is set to 12 meters (appendix A) where a PowerNEST will not be efficient at this height.

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The first steps that can be taken in reducing energy consumption in buildings is by looking at the way the building will be constructed. The resources used in the construction can be retrieved from waste from other buildings. When recycling these resources a lot of energy otherwise used in the creation of new resources is saved. This is a concept called Cradle to Cradle, introduced by engineer William McDonough in 2002. The Cradle to Cradle concept aims to close material loops, which means that materials should be reused. The buildings can be constructed precisely so that dismantling can be done in such a way that the materials can be reused. This greatly increases energy efficiency, and when these materials are combined with renewable energy sources, the buildings can even become energy-positive.

Moreover, in the finishing process of the building, alternative materials like low Volatile Organic Compounds (VOC) paints, soybean-based insulation and strawboard made from wheat can be used. These materials have much less negative impact on the environment and cost less energy to produce. They often also are non-toxic, contributing to a better work environment and a reduction in sick building symptoms (Lockwood, 2006).

Although Long & Ye (2016) state that the most optimal situation is reached when internal walls in buildings are constructed with materials who possess a large heat storage capacity, as well as a high thermal conductivity. These are characteristics that benefit the heat storage and release process. A high performance envelope, i.e. exterior, of a building is of greater importance for insulation of a building, since this is the part of a building that is in direct contact with the outside environment. External walls should be constructed with materials with the lowest thermal conductivity possible, while simultaneously retaining a high volumetric heat capacity to improve energy efficiency, irrespectively of climate (Long &

Ye, 2016).

Furthermore, the shape, site and orientation of a building can create benefits that will contribute to a more sustainable building in the long run (Lockwood, 2006). Long, narrow buildings can more easily maximize natural lighting and heating. By precisely orienting the building into the direction with the most sunshine hours, sunlight is able to infiltrate more deeply into the building, reducing the need of artificial heating. Large glass panels can contribute to this ‘natural’ heating, creating more open space for the sunlight to infiltrate (John et al., 2005). Additionally, when a building is built in a windy environment, openings in the envelope of the building can create opportunities for natural ventilation, which in turn lessens the need for ventilation by machines and thus lowering energy use (Lockwood, 2006). Massing of different buildings, which is how the building is formed in terms of basic masses, also has to be taken into account when creating a business park like BPAO phase II. By coordinating the massing of buildings, natural ventilation and the amount of sunlight that will reach the interiors can be optimized (C2C-centre, 2017).

4.2.1. Reducing energy consumption

Lowering energy consumption from facilities in buildings is one of the most impactful steps in the reduction of CO2 emissions from buildings (John et al., 2005). Thermal Energy Storage (TES) systems are a renewable source of energy and capable to bring down energy consumption, peak demand, CO2 emissions and increase energy efficiency (International Renewable Energy Agency (IRENA), 2013). Moreover, TES systems can be installed very easily at to-be built buildings, while it is very hard to implement them at existing buildings. Because

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of this, TES can be a crucial factor in lowering energy consumption at BPAO II. There are three types of TES, namely: 1) sensible heat storage, 2) latent heat storage and 3) thermo-chemical storage. In sensible heat storage systems heat is stored in either highly insulated tanks in a medium, or in the underground, which itself is used as the medium. The underground can only be used as a medium when geological conditions are suitable (IRENA, 2013). Within these systems there are two sub-categories, namely open and closed sensible heat systems. In open systems, the groundwater which contains the heat is extracted and pumped through a pipe system, whereas in closed systems the heat of the groundwater is transferred to a liquid which gets pumped through the pipe system (IRENA, 2013). These systems, utilizing the underground as a medium, are primarily used in the Netherlands (Agentschap NL, 2011). Latent heat storage systems use phase change materials (PCM), and depend on the shift in phase of the material for holding and releasing the energy necessary for heating or cooling. The function of PCM systems include temperature control and storage of heat or cold (Pavlov & Olesen, 2011). However, PCM systems are far more expensive when compared to sensible heat storage, prices ranging from €10-50 per kWh compared to the €0.5-3.0 per kWh of sensible heat storage systems (IRENA, 2013).

Thermo-chemical storage (TCS) is the type of storage with the most potential, having approximately 8-10 times higher storage density than sensible heat storage systems. TCS systems can use both thermochemical and chemical reactions to generate heat. However, as Aydin et al. indicate in a comprehensive review (2014), TCS is still not in a sufficiently developed stage to be commercialized and further research and development is needed to be able to use this technique effectively in buildings.

Reducing energy consumption can also be achieved by increasing the efficiency of existing facilities. Efficiency of lights can be increased by installing smart occupancy sensors, which use up to 30% less energy (Garg & Bansal, 2000). These sensors minimize the time lights are turned on when a room is vacant. Another way of increasing efficiency is installing individual climate controls for each separate room within the building.

4.3. Bringing energy sources and consumption together: The Smart grid

Smart energy grids are power grids that make use of accurate measurements and two-way communication of data between the subcomponents of the system between consumers and producers to create a more reliable, efficient and safe grid. By integrating automated control facilities and modern communication technologies, smart grids are enabled to coordinate the generation, distribution and consumption of electricity. This especially holds true since renewable energy generation is often decentralized (Fang et al., 2012; Güngör et al., 2011). Smart grids are a way to combine all these decentralized generation sites into one, see Figure 2 for a systematical overview of the data and energy exchange.

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Figure 2: Overview of data and energy exchange (Task Force Intilligente Netten, 2011)

Smart grids consist out of numeral technologies combined with power grid infrastructure. These technologies are applied to the power grid infrastructure to allow two-way communication from every generation site and consumer to the grid, and vice versa. Broadly, smart grids consist of three points, namely: generation, distribution and transmission. Firstly, there must be decentralized, (renewable) energy generation sources. At BPAO phase II these sources will most likely be present in the form of PV hybrid panels and possibly wind energy generators. In order to integrate these decentralized sources into the smart grid, feeders from the source to the substation have to be installed, alongside automatic voltage control (AVC) systems (Hidalgo et al., 2011).

When it comes to the distribution of the smart grid, Advanced Meter Infrastructure (AMI) has to be implemented to ensure that the decentralized sources are connected and communicating efficiently with the grid. This allows for two-way communication to the meter, self-registration of points and auto-restoration of the system. AMI is a not a single implementation to the grid, it is composed of smart meters, wide-area communications infrastructure, Home (local) Area Networks (HANs), and meter data management systems (MDMS) (National Energy Technology Laboratory, 2008).

Smart meters differ from normal meters in the sense that they not only measure energy consumption over time, but also add several other features such as time based pricing, consumption data for consumer and utility, loss of power (and restoration) notification and so on. As for the wide area communications infrastructure, to enable the two-way interaction between utility and consumer, high quality lines must be installed, for instance optical fiber or Broadband over Power Lines (BPL). Additionally, HANs and MDMS would have to be installed. HANs link smart meters with electrical devices to create an interface, MDMS are a database analytical tools that enable interaction with other information systems (National Energy Technology Laboratory, 2008).

Transmission on the smart grid has to be enhanced by Phasor Measurement Units (PMUs). These are devices which can measure voltage, current and frequency and can deliver these data to software to prevent instabilities in the power network. Since the nature of renewable energy sources is unstable and irregular this can prove to be very useful at BPAO phase II.

4.3.1. Cost and benefit analysis

A report about the (social) costs and benefits of implementing smart grids in the Netherlands concludes that ‘intelligent nets’ i.e. smart grids will benefit future energy supply. Smart grids

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will result in economic benefits for the consumers and this will later translate into permanently lower net rates for consumers and businesses. At the ground of achieving this beneficial energy system lays a behavioral change under consumers through flexible delivery and transport costs (Blom et al., 2012). A behavioral change in consumption pattern is essential for smart grids to be cost efficient, nevertheless this change is very likely according to Blom et al.

Figure 3. Average daily energy net load in the 3 voltage levels (high, medium, low) (Blom et al., 2012)

In figure 3 the average day load pattern for the three different voltages on the net are shown. The unbroken lines show the business as usual scenario, while the dotted lines show a scenario where smart grids are implemented. Interesting is that especially at high voltage and medium voltage most benefits are gained. Small and Medium-sized Enterprises (SMEs) are usually connected to medium voltage nets. Literature studies done by Blom et al. (2012) show that the financial willingness of changing demand (too a cheaper grid) is substantially larger with companies than households.

According to Blom et al. (2012) a smart grid will be cost effective for society and first-hand consumer. However there are some costs that have to be made. Costs can be divided in investment costs and annually recurring costs. The investments costs will be made at two ‘elevation’ levels, namely underground and aboveground.

Underground investment costs are to be made in the development phase off the plots, like cabling. When developing a business park, coherent energy infrastructure must be installed. Conventional energy nets make use of a very ‘heavy’ and expensive cable entering the area connected to a central energy plant. When installing infrastructure for smart-grids, cables can be lighter and less expensive. Even though more cables will be installed due to the complexity of the intelligent net, resulting in higher excavation costs, the cabling of an intelligent net should be more cost effective than conventional cabling.

Aboveground investment costs can be installed in a later state, and some even after the buildings are built. This intelligent part of the net consists of six cost items to be invested in:

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2. Control modules: they control the system in two ways: 1.) hard ⇒ on & off switches 2.) for example: delivering price information.

3. Communication infrastructure: reads the monitoring systems and provides the data-exchange in the intelligent net.

4. IT-systems: These systems need sufficient capacity and speed

5. Software: System related software must be developed, meeting the needs of the consumers.

6. Installation costs: one-off costs for installing and testing the intelligent net.

Another point to consider is the by Blom et al. (2012) imposed timing-issue. According to Blom et al., most net infrastructure in the Netherlands will be ready for replacement by 2020 after their 50-year lifespan. This will be a crucial turning point in energy nets, since they will be operational for the next 50 years. The BPAO phase II case is different since nothing has to be replaced, but a new net will be installed. The net that will be placed will have to function the next 50 years. Once a ‘heavier’ cable is installed it will not likely be replaced within these 50 years due to high costs.

5. Legal aspects

In the previous paragraph we looked at the technical aspects of the implementation of renewable energy In the Netherlands. It was concluded that a combination of hybrid solar panels, multiple green buildings options and the implementation of a smart grid is most appropriate for BPAO phase II with regard to the renewable energy goals. However, before answering our main question and come up with a roadmap, the legal aspects in relation to the promotion and use of solar energy are also necessary.

In the Netherlands there is a civil law system. This system makes use of legal codes, which means laws have a fixed context in statutes, in contrast to common law where there is no written constitution (Newman and Thornley, 1996; Zweigert and Kötz, 1987). There are three different jurisdictions in The Netherlands: private law, administrative law and criminal law (DutchCivilLaw, unknown). Private law is concerned with the relationships between

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individuals and/or institutions. Administrative law governs the activities of the government. Criminal law deals with people committing crimes. These three kinds of law and how to apply these to our specific case will be discussed in the rest of this paragraph. First a legal challenge in the realization of BPAO phase II will be addressed where after, legal incentives related to private and administrative law will be discussed

5.1. Legal challenge

When it comes to energy consumption or production, the amount of solar radiation is dependent on the time of the day, the season and the geography (Solar Power Authority, 2016). This means solar panels do not get the same amount of energy every hour and every day of the year. When the solar panels do not produce enough energy to comply the energy demand, energy from the energy power supply must be used. When a surplus of electricity is produced, this surplus can be transferred to the power supply. In this situation it is important to take the following law into account. If a person/company regularly supplies electricity to the power supply and gets a compensation for this, the Tax Office sees you as an energy company (MKB-Nederland, 2017). As an energy company it means you need to register at the Chamber of Commerce and you need to pay value added tax on the energy flow generated. This is also the case when the supplied electricity offsets the received electricity. Only companies who need to pay less than 1.345 euros of value added tax per calendar year, are considered as small businesses and do not need to pay this value added tax (MKB-Nederland, 2017). The businesses in Business Park Amsterdam Osdorp are most likely considered medium to big businesses, which forces them to pay taxes on the electricity which will be supplied to the energy flow. Therefore for a cost-effective solar flow system, it is important that the generated solar flow is used or exchanged immediately (Rijksdienst voor Ondernemend Nederland, unknown). In this specific case study it is therefore of importance to avoid possible situations where solar panel electricity is directly transferred to the energy supply as much as possible. This will be a (legal) challenge in connecting different end users at Business Park Amsterdam Osdorp Phase II to the same renewable energy system.

5.2. Legal incentives

As told in the introduction of legal side, there are three different jurisdictions in The Netherlands. While this casus has little to do with criminal law, only private law and administrative law will be discussed.

5.2.1. Private law

Private law is concerned with the relationships between individuals and/or institutions. Detournement de pouvoir explained under legal side is the reason the government, and in this case, the municipality of Amsterdam, cannot make use of this kind of law. The GEM

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GEM on the principal of perpetual leaseholds. Hereby the GEM can force the businesses who want to own a piece of land in the business park to adopt renewable energy. The GEM can for example include the energy contract in the leasehold contract. By including the energy contract, the GEM can make sure business in the business park only use energy from a green energy company. Another option could be that only companies who are willing to adopt or produce solar energy are allowed to buy a perpetual leasehold. Lastly, the GEM could lower the price of a plot when the company expresses it wants to adopt or produce its own renewable energy.

5.2.2. Administrative law

Administrative law governs the activities of the government. The government can prohibit actions, motivate actions and provide loan for actions.

A prohibiting law is for example the Energy Performance Coefficient (EPC). The EPC is an index indicating the energetic energy efficiency of new constructions (RVO, 2017). Since 2015 is the EPC-standard lowered to 0.8 for office buildings. This means only office buildings with an EPC of 0.8 or lower are allowed to be sold or rented. Another prohibiting law is the Stuctural Vision Amsterdam 2040 where is decided that all companies who would like to settle in the Lutkemeerpolder (where the BPAO phase II is located) need to have an environmental category smaller than four (Gemeente Amsterdam, 2017) (Ruimtelijke Plannen, 2017). In total there are six environmental categories where the higher the category, the more the environment is impacted by the business.

A motivating method of the government in the use of solar energy could be subsidies. The sources of a subsidy can be regional, provincial, rural and European. The amount of subsidies is dependent on the kind of technology used and the amount of energy that will be produced. There are two kinds of subsidies related to this project. The first one is an investment subsidies where the costs related to the investment of renewable energy is covered. This is a direct financial transfer. An example related to solar energy is the Energie Investeringsaftrek (EIA) where an amount of the investment in renewable energy will be paid by the government in the form of a reduction of taxable profit . This subsidy has to be applied for within three months after the request of placement of the solar panels. The second one is a subsidy related to sustainable energy production. The subsidy related to our casus is called SDE+ (Stimulering Duurzame Energieproductie). The SDE+ compensates the difference between the revenues per kWh of renewable energy and the market price of energy per kWh (PNOconsultant, 2017). The subsidy can be granted for a period between 12 and 15 years and has to be applied for prior to the placement of the solar panels.

Another motivating method is to give discount or refund on energy taxes. An example of this is the PostCodeRoosregeling by which households or businesses buy “sun participations” from a cooperation which owns an amount of solar panels. These households/businesses get in accordance to the amount of “sun participations” a refund of the energy taxes they paid over the calendar year. This arrangement has a few conditions (hieropgewekt, 2017) (Postcoderoosregeling, 2017). Firstly, all of the energy production facilities have to be in the same PostCodeRoos which means in the same area of adjacent postal codes. Secondly, households/businesses can only get a refund of energy taxes up to 10.000 kWh generated electricity per year. Thirdly, every household/business is only allowed to participate in the project for no more than 20 percent of the capital of the energy

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company. Lastly, the connection to the main energy supply is not allowed to exceed 3*80 Amps.

The last motivating method could be a “sustainability loan” from the government (SVn, 2017). Also with this motivating method there are a number of conditions attached.

Lastly, it is important to take the SER (sociaal-economische raad) energy list (energielijst) into account when applying for different subsidies. In this agreement published in 2014 it is stated that projects can not apply for both SDE+ and EIA, expect if the solar panels are not attached to the building (Rijksdienst voor Ondernemend Nederland, 2014).

6. Financial proposal

Using the stakeholders typology in combination with the technical possibilities and the legal aspects, we argue that the best way to advise the municipality on the involvement of all stakeholders in the use of the same renewable energy system, is by the involvement of an independent energy company. This will be elaborated upon later.

Businesses can buy plots on BPAO phase II from the GEM on the principal of perpetual leaseholds. Hereby the GEM can, with the use of private law, force the businesses who want to own a piece of land in the business park to adopt renewable energy. The GEM

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For the Smart grid, where the Advanced Meter Infrastructure will have to be installed prior to the construction of the buildings, it can be argued that the GEM should do the investment. Once these lines have been installed and the buildings have been built, the investment could be repaid by the third party, the energy company, who will provide the jointly used energy source.

The energy company will buy, place and maintain the hyrbid solar panels and will sell the energy produced to the businesses located at the business park. Usually, the costs and benefits of creating a circular business park are not evenly distributed. Some may have to invest, while others gain the economic advantages of said investment. By including the energy company the costs and benefits of most of the investment will be mostly with this one party; it will both pay the cost of the investment and take advantage of the energy it produces.

Within administrative law, the energy company can make use of different kinds of motivating method, an example of which are subsidies. Two subsidies relevant to this case are SDE+ and EIA. The SDE+ compensates the difference between the revenues per kWh of renewable energy and the market price of energy per kWh (elaborated on in legal aspects). The EIA is another subsidy which can also be used in this cases where an amount of the investment in renewable energy will be paid by the government in the form of a reduction of taxable profit (elaborated on in legal aspects). However, since 2014 it is impossible to be eligible for both an SDE+ subsidy and an EIA subsidy, expect if the solar panels are not attached to the building. If the energy company decides to only place the solar panels attached to the building (gebouwgebonden installatie) it will have to choose between an SDE and an EIA subsidy. To conclude, the Postcoderoos arrangement (discussed in legal aspects) is not applicable in this casus since the energy company will buy and place the solar panels and not private individuals.

7. Results

The results of the researches on stakeholder positions, technical possibilities and legal aspects are combined in the roadmap presented below (figure 4). The roadmap will act as a tool to get an overview of actions that have to be taken in the development of the area. In order to provide context and clarification, the roadmap will be explained step by step.

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At the start of the project, the municipality of Amsterdam and SADC have set up a GEM together. This is a communal company to develop and prepare the site at BPAO phase II for future users.

Step 2: Choosing TES, Sensible heat storage, Smartgrid

Next, the decision has to be made if TES systems will be installed at BPAO phase II, and the type of the system has to be determined. For each of the three options other infrastructure has to be installed, which is why the choice has to be made this early in the process.

Furthermore, the size and characteristics (which systems to implement) of the smart grid have to be determined in order to prepare for the construction of the infrastructure.

Step 3: Site preparation: TES infrastructure, Smart grid infrastructure

Once these decisions have been made the site has to be prepared by installing all the necessary infrastructure. This includes hardware requirements for the smart grid, parts of the TES system that have to be installed underground, and other pipes and cables that are required for, as an example, the sewage system.

Once this infrastructure is laid out, there is no turning back. Reverting this construction will be very costly.

Step 4: Involving energy company

As stated in the financial proposal, the involvement of an energy company which will finance the investment costs associated with the hybrid solar panels is a way of funding the energy supply. This energy company would have to be involved in an early stage of the project in order to make clear arrangements and work out the financial plan.

Step 5: Creating lease contracts Including Energy clause

When the energy company is on board, the GEM can include the energy contract in the leasehold contracts for the plots to ensure that the businesses will make use of the arrangement with the energy company, utilizing the solar panels as their energy supply. Step 6: Promoting awareness for integration in building plans

Once the energy supply and contracts are taken care of, it is important that awareness regarding green building options, renewable energy and circularity is promoted among interested parties. By increasing the awareness on these topics the businesses looking to buy a plot at the park can possibly be persuaded to incorporate these aspects in their building plans.

Step 7: Selling plots

Next, the plots would have to be sold to the businesses. Preferably, these businesses would have incorporated the green building options and renewable energy supply into their

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Step 8: Start building

After auction of the plots, the building process can start. Contractors will construct the buildings at BPAO phase II, and when it is predetermined, can integrate PV cells into the building materials.

Step 9: SDE+

When the energy company wants to make use of SDE+, the application would have to be made before the solar panels are placed on the buildings. When EIA subsidy is preferred, this step is not necessary in the process. Here another point of no return is present. Once the parties are committed to the financial obligations there is no turning back.

Step 10: Placing solar panels

The next step is the placement of the hybrid solar panels on the buildings, and connecting them to the smart grid infrastructure.

Step 11: Placing Smart grid systems

Once all the solar panels are placed, the components of the smart grid system have to be implemented. These include AMI, transformators and operational meters. Connecting all the solar panels to the smart grid and corresponding systems will then be possible.

Step 12: EIA

When the energy company opted for the EIA subsidy, application would have to be within 3 months after placement of the solar panels.

Step 13: Buildings in use

The final step on the roadmap is the moment where the buildings will be taken in use. At this moment, the necessary steps for setting up a renewable energy supply and reducing the energy consumption in buildings are completed.

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8. Conclusion

In this paper the following question was answered: How to get different end users at Business Park Amsterdam Osdorp Phase II to connect to the same renewable energy system and reduce energy consumption? First the different stakeholders were positioned using the stakeholder typology by Mitchell et al. (1997), after which the best options for a renewable energy supply and for reducing energy consumption were discussed. Then the legal aspects of this casus were reviewed and a financial proposal was made. This knowledge was combined in the roadmap.

For the renewable energy options, this paper argues that hybrid photovoltaic/thermal solar panels seem to be the best option for the BPAO phase II. Additional photovoltaic cells integrated in building materials are also suggested as a solution, as well as PowerNESTS on top of the buildings.

After laying out the options for renewable energy, recommendations are given about the construction of the buildings and about reducing the energy consumption. These include; making use of Cradle to Cradle materials, providing good insulation, orientation of buildings, massing and shape of buildings, making use of alternative materials, installing TES systems, smart sensors and individual climate controls.

It is argued that the best way for the renewable energy to be distributed throughout the park is by means of a smart grid. This smart grid coordinates the generation, distribution and consumption of the electricity. Furthermore, Thermal Energy Storage (TES) systems are proposed as a renewable energy source in order to bring down energy consumption, peak demand, CO2 emissions and to increase energy efficiency.

Using the technical possibilities and the legal aspects in combination with the stakeholders typology, this paper proposes the inclusion of an independent energy company in BPAO phase II who will buy, place and maintain the solar panels. The energy contract will be included in the leasehold contract which forces the business in the business park to make use of the energy provided by the energy company. This energy company can either make use of the subsidy SDE+ or EIA.

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9. Discussion

First of all it is important to take into account that this research is based in a very specific case and that the results are therefore not directly applicable to other cases. Critical reflection of the roadmap is therefore necessary before using it in other business parks or other situations. For example, other locations without airport restrictions might be capable of placing a wind turbine instead. Since wind turbines are most cost effective, possibilities for other locations should include the option for wind turbines again. This would be placed in the roadmap in the second step, as there is an pre-building infrastructure involved.

Moreover, the choices that are made regarding the energy consumption at BPAO phase II are subject to some uncertainties. Previous projects have shown that latent heat storage systems often do not function satisfactorily, therefore further development of these techniques is necessary.

In further research, the extent to which the energy demand of business park phase II could be met with the proposed techniques should be assessed. To conduct this research, expected energy demand per building, in combination with available space for PVT-panels and their efficiency/ annual energy generation potential are needed. This way it can be calculated if energy neutrality or even energy positivity is possible in the area. In case the BPAO phase II could become energy positive, the energy company could even decide to export electricity.

Due to time limitations, the possibilities of energy storage have not been researched. This might be a solution to many problems with the distribution and savings of energy, thus bettering the energy efficiency. We highly recommend further research on energy storage. If such a storage would be selected to use in the roadmap, it should also be involved in the second step, because of the needed infrastructure.

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A.

Zoning Plan BPAO II

The current plans the municipality of Amsterdam has for the second phase of the Business Park Amsterdam Osdorp (from here on further called “BPAO”) is called the zoning plan.The particular part of the businesspark this research will focus on has been circled red, and the used colours in the legenda, which is in Dutch, will be translated and elaborated on in the followingparagraphs.

As can be seen in the map below, all of the BPAO phase II ground have the name ‘waarde’ (translated: value), marked by the black plusses all over the map. This is called a ‘double destination’, as this is an allocation on top of the basic buildings and roads, and counts for the whole area. According to article 2.17 of the Dutch ‘plan rules’, this means the ground has archeological value, and is not to be disturbed or build on by non-buildings without explicit permission of the board (Bestemmingsplan Lutkemeerpolder, 2013). We appoint this rule in this research as this may become a problem when building circular

energy sources.

The second ‘double destination’ this area has, is the ‘Luchtvaartverkeerszone’ which translates to the aviation zone of the airport Schiphol. This zone is explained in the third chapter of the ‘plan rules’, article 22.2 (Bestemmingsplan Lutkemeerpolder, 2013), and marked by the purple line. The most important consequence of this allocation is that the maximum height of the buildings is set to 12 meters, and the maximum urban development percentage of the area lies on 90%. These are important rules to keep in mind when deciding where and what kind of circular energy sources should be implemented (Bestemmingsplan Lutkemeerpolder, 2013). In addition, this aviation zone also means that there are restrictions concerning the attraction of birds, stated in the 21.2.3 Luchtvaartverkeerzone - artikel 2.2.3 LIB (Bestemmingsplan Lutkemeerpolder, 2013).

The purple blocks have the sole destination of business, which includes business activities in the categories 1-3.2 of the ‘Staat van Bedrijfsactiviteiten’ (Bestemmingsplan Lutkemeerpolder, chapter 2.3.1, 2013), and office space, which may only use up to 30% of the bruto business space. More importantly to this research, non-building constructions, such as energy sources, may be built if they do not exceed the maximum building height of ten metres (Bestemmingsplan Lutkemeerpolder, article 3.2, 2013).

The yellow/light orange blocks on the right side of the area carry the name ‘gemengd’, which translates to ‘mixed’. Article 6 of chapter 3 of the plan rules elaborates on this allocation, but for the purpose of this research only the usable possibilities and rules will be explained. This area could be designed as a meeting place to stimulate circular

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Figure 7: Aviation zone, Bestemmingsplan Lutkemeerpolder appendix 2, in which can be seen that the business park lies in the yellow aviation zone, part nr. 4. Source: http://www.ruimtelijkeplannen.nl/documents/NL.IMRO.0363.F1003BPSTD-VG01/rb_NL.IMRO.0363.F1003BPSTD-VG01_2.pdf

Bussiness Park Amsterdam Osdorp phase II: Energy supply and consumption